My question is, in calculating comps what do I use for the comparables? 

I compared the lists and talked to people and simply took the dive and invested in Boise- I had neighbors from CA move there, had some friends who invested there in the past and took a trip and liked the area. 

I had lunch yesterday with a regulator and one of the targets she told me is brokers allowing wholesalers that don't own the property to list and market them prior to them closing.. again what she told me that is a  violation for that broker.. 

I put it up for rent immediately and within 2-3 weeks I have a tenant ready to sign a lease that starts within days of the other tenant moving out, so most of my leases are signed 30-45 days prior to the start of their tenancy.

She didn't make any of these requests prior to her signing the contract, after the contract, she brought her sister in law, her daughter, and everyone else there was giving her advice as to how to "improve" the apartment. 

I’ll take pictures of course prior to my departure but what else can I do to protect myself?

Fill us in on some details so we know a bit more about your prior experience and the nature of the proposed purchase, and I’m sure you will get some quality advice here.

I actually think the owner may be a mortgage broker by occupation, but that is unrelated to his ownership in the property, as I believe he purchased the home from his mother for $1 15 years ago prior to her death. 

Your credit will take a massive hit which may not be worth the interest savings of 18months compared with potentially worse terms on a new mortgage down the road (some lenders give rate discounts tiered with credit scores).I did exactly what you are proposing and have been wondering if I should just pay it all back. 

So make sure you're not comparing a 5 YR IRR to a 3 YR IRR, because that's a huge difference on these value-add projects that bump up the shorter term IRR.